Why waste time on quotes from Alabama Department of Revenue, which are the total of all taxes and interest to date.

The “tales” of nothing down/seller subordinates “down payment” done successfully almost always hide the most important information - that the buyer either provided additional collateral (such as real property owned “free and clear”, a certificate of deposit in an amount greater than the down payment required, or the buyer is financially strong enough that part of the financing was in effect a personal loan or line of credit. 

If separate, is GP taking the 20% split + their share as 10% LP or does 20% include their 10% equity (effectively equating to a 10% GP bump)Loan guarantor fee and dispo fee is a little higher than I have seen many other deals.  

I found someone local who is willing to handle property management (for 20%), but it feels like a waste if I'm already handling the listings and automation and integrations to run the business.

First of all - most people (including real estate investors) are lazy and will always gravitate towards promises of quick returns / passive income promises.But also - what you are describing is something that AirDNA does extremely well and automated - it can be a little pricy, but way way more effective and accurate to do this with that tool - highly recommended

I would also like to know what effect business structures have on taxation (LLC/ LLP/ LP).

How do you think this will effect rental rates , home sales ,  construction costs , and insurance costs in Florida and up and down the coast  ?   

No system is perfect, so don't waste your time chasing after the next shiny object.

If you only need it occasionally, continuing to rent and write off the costs might be more cost-effective.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.